AM Planning Consultants: example planning statement for a warehouse conversion

6 x 1 bedroom

flat conversion

86 Windsor Walk, Luton

Planning Statement

July 2005

1. &nbs= p; Introduction

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1.1 &n= bsp; This statement accompanies an application for the conversion of an existing building in B1 use to 6 x 1 bedroom flats at 86 Windsor Walk, Luton.

1.2 &n= bsp; It is understood that no planning applications have be= en submitted on the site in the past, the building originally having been erected befo= re planning legislation was in place.

1.3 &n= bsp; The existing building is currently unoccupied, the last company to use it having relocated approximately 18 months ago. Some of the company’s equi= pment is still kept at the premises in a storage capacity. The owners have not attempted to introduce new commercial tenants, whilst the possible alternative use of = the building is explored, but rates continue to be paid on the premises and t= he B1 use has not been abandoned as will be apparent from a site visit. If Officers require further confirmation of the buildings historic use from previous occupants, this = can be arranged.

2. &nbs= p; Site Descriptio= n

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2.1 &n= bsp; Windsor Walk lies to the south of Luton Town Centre and provides access to the rear of a number of terraced residential and commercial properties on Wellington Street and Hastings Street, in addition to a number of buildings served only from Windsor Walk. The building on the application = site is the most prominent of these.

2.2 &n= bsp; The single lane nature of Windsor Walk discourages any traffic other than that which specifically serves the properties referred= to above. This leads to a quiet environment for residents and businesses. In addition to the surrounding traditional terraced properties being used as single dwellings there are = also examples of conversions to commercial premises and the subdivision of properties to flats. Purpose built flats have also been erected nearby. As a result the area does posses= s a mixed character, albeit the number of commercial operations and general l= evel of disturbance is less than it would have been a number of years ago and = the number of residential units greater.

2.3 &n= bsp; Windsor Walk is not defined as falling within an Employment Area, nor does it fall within a Conservation Area. It is understood to lie within a Shopping Policy Area in the adopted Local Plan, but Windsor Walk does not possess any retail element so this designation is not considered to be relevant.

2.4 &n= bsp; The application site itself is on the eastern side of Windsor Walk and the existing building is easily apparent within the streetscene because at 3 storeys in height it is ta= ller than the other buildings, plus it directly fronts the highway. The fact that the site directly = to the south does not possess any building also means views of the application s= ite are easily obtained when approaching the site from the south.<= /span>

2.5 &n= bsp; The existing building is in a sound condition, although boards have been introduced to some of the front windows to avoid vandalism. Windows do occup= y a significant area of the front elevation of the building, with attractive arched headers above. Whilst there were originally a similar number and design of windows to the rear, some of these have been replaced with less attractive and appropriate mod= ern fittings over the years. To= the rear of the main structure a poor quality lean to roof has been erected, meaning the entirety of the site currently has building upon it.

2.6 &n= bsp; The majority of the existing windows at first and seco= nd floor window are obscure glazed up to eye level, meaning overlooking into adjoining residential garden areas does not occur.

2.7 &n= bsp; Whilst the building has been maintained sufficiently to operate as a light industrial premises over the years its appearance and impact upon the streetscene is not particular= ly attractive and its future conversion has the potential to improve the gen= eral appearance and character of the area and outlooks from surrounding residential properties.

3. &nbs= p; Proposal

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3.1 &n= bsp; In arriving at the current proposals, significant thou= ght has been given to introducing a scheme that is designed specifically for = this building, recognising the constraints that the site does possess.

3.2 &n= bsp; Other than some alterations to the windows at the rear, the only external alteration will be to remove the lean to roof at the re= ar of the building. This will = enable the introduction of an outdoor amenity area for all of the flats and an a= rea for bike and bin storage.

3.3 &n= bsp; Internally the two separate stairways will be replaced with one central one which allows for the more efficient use of space and provides for sensibly sized one bed flats. This size of flat has been= introduced because it is considered the least likely to generate demand for parking = and also the least likely to generate demand for large amenity areas.

3.4 &n= bsp; Two flats will be introduced to each floor and the fir= st and second floor flats will retain the existing obscure glazing to eye le= vel to ensure that there is no overlooking of adjoining gardens or into the r= ear of adjacent properties. A clear outlook towards roofs and the sky will be obtained by future reside= nts, similar to the situation in many flats that depend upon dormer windows. The significant proportion of wi= ndows serving the proposed flats will ensure that a good level of daylight is received by future residents.

3.5 &n= bsp; If Officers consider it essential that each flat posse= sses a clear outlook at full window height then windows could be introduced to= the side elevations at first and second floor level. The applicant is willing to make= such an amendment but it will result in a less efficient layout offering a sma= ller usable floorspace for the flats. On balance it is considered that= the scheme put forward provides a more acceptable level of accommodation, but= if Officers disagree this aspect can be altered.<= o:p>

3.6 &n= bsp; Bin storage has been introduced in two areas. Firstly, the existing wide door towards the right of the front elevation has been retained as a feature to incorporate one area of storage. Secondly, 3 bins will be stored in an area adjoining the amenity a= rea to the rear.

4. &nbs= p; Planning Policy=

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4.1 &n= bsp; At national level PPG 3 encourages the more efficient = use of land by amongst other things, the conversion of existing buildings. This is recognised as assisting = with the supply of housing and the regeneration of areas and the current propo= sal would assist with both of these intentions.

4.2 &n= bsp; Paragraph 41 of PPG 3 advises LPA= ’s to introduce positive policies to bring vacant commercial buildings into = use and apply a more flexible approach to standards with regards to densities, car parking, amenity space and overlooking. It is strongly considered that t= he application site is precisely the type of building that such advice is in= tended for.

4.3 &n= bsp; Commenting specifically on parking, paragraph 60 advis= es that, ‘Developers should not be required to provide more car parking than they or potential occupiers might want….recognising that car ownership varies with income, age, house= hold type, and the type of housing and its location’. In this instance all of these variables point towards the current proposal requiring the lowest level of parking. These will be chea= p, small dwellings within 250m of the Town Centre and all of the facilities,= services and public transport provision that contains. These proposed dwellings are the= refore ideal for no parking provision and will assist with the underlying intent= ion to encourage more people to use public transport and less use of the priv= ate car.

4.4 &n= bsp; The Local Plan was adopted in 1997 and whilst consideration is given to the acceptability of flat conversions under Pol= icy H7 and Appendix 4B, the above national guidance has superseded various aspects of it. The emerging= plan, currently at 2^nd Deposit Draft stage also includes reference to the appropriateness of flat conversions at Policy H2, with further guidan= ce on relevant aspects in Appendices 2 and 4.

4.5 &n= bsp; Taking into account the content, relevance and weight = to be afforded to the various aspects of the adopted and emerging local plan policy, there are considered to be a few issues which require further comment.

Amenity Space

4.6 &n= bsp; The Council’s guidance for the provision of amen= ity space for 1 bed flats is 5 sq m. <= /span>The external area to the rear of the building is 40 sq m. If this is divided between the 6= flats this gives an average of almost 7 sq m per flat. However, the amenity area has no= t been laid out as entirely communal. The ground floor flats have both been allocated private areas dire= ctly to the rear of their windows, meaning a good level of privacy is retained. This gives the gr= ound floor units areas of approximately 7 and 11 sq m. The remaining area, towards the centre, will be shared between the remaining four flats. This is an area of 22 sq m, alth= ough it is recognised that not all of it will be available for amenity use due= to the bin stores and cycle storage. It will however provide a sensible area for residents to sit out i= n or dry clothes.

4.7 &n= bsp; The fact that a variety of amenity spaces are proposed within the development is considered entirely appropriate as different individuals have different requirements.= This will not be a development that attracts families and therefore this level of amenity provision is appropriate for the likely residents. =

Impact on Neighbours

4.8 &n= bsp; The Councils Standards for Residential Development, set out in Appendix 2 of the 2^nd Deposit Draft Local Plan recommen= d a distance of 21.3m between the front and rear of proposed residential development and adjoining dwellings.&nbs= p; It is acknowledged that the current proposal does not achieve such= a separation, however in this instance this is not considered to be a reaso= n to refuse the application. The separation guidance is introduced to prevent an unacceptable impact upon = the outlook of adjoining properties and to ensure there is no inappropriate overlooking between properties.

4.9 &n= bsp; There is absolutely no danger that the current proposal will have an adverse impact upon the outlook of adjoining properties beca= use it is already there. The ph= ysical bulk will not be altered, other than the removal of the ground floor lean= to roof. The only significant = difference to the outlook of neighbours will be a positive one due to the appearance= of the building being improved.

4.10With regards to any overlooking between properties, the obscure glazing currently in place on the first and second floors will be retained. This means that t= he level of overlooking will be no worse than currently exists. In reality residential units are likely to be occupied less during the day than employment premises, so the level of perceived overlooking will actually decrease compared to its historic and established use.

4.11Discussions with local residents have established that neighbours have actually welcomed the current proposal on the basis that a residential development will improve the appearance of the existing build= ing and will be more appropriate in this predominantly residential environment than the continuation of the light industrial use.

Parking

4.12The Council’s Car Parking Standards, as set out = in Appendix 4 of the emerging plan, require 1 space per 1 bed flat. However, these are maximum stand= ards and as a result the introduction of a lower level of parking, as in this instance, is not in conflict with the standard. Comments made in relation to PPG= 3 above have explained why the type of accommodation proposed and its locat= ion are entirely suitable for no car parking provision on this site.

4.13It is also relevant to consider that any alternative u= se, such as the established light industrial use, is likely to generate more traffic disturbance due to companies willing to ‘take a chance̵= 7; with deliveries and collections and not be bothered about blocking the ro= ad, more so than residential occupiers.

4.14Whilst the Councils Cycle Parking Standards at Appendi= x 5 do not include a requirement for residential development, the current proposal has dedicated one cycle parking space to each unit, all of which= are accessed on the ground floor. This will assist with national and local sustainable transport initiatives and further justifies the fact there is no car parking provis= ion.

5. &nbs= p; Conclusion=

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5.1 &n= bsp; The current proposal will introduce much needed small = residential units to this sustainable location to the south of Luton Town Centre. It will also enable the regenera= tion of this particular building and assist in the improvement in the appearan= ce and character of the wider area.

5.2 &n= bsp; The scheme has been shown to be in accordance with the underlying intention of relevant national and local planning policy. If it is considered that the sch= eme is not in strict compliance with some of the Council’s standards, nati= onal guidance has made it clear that flexibility is required with such standar= ds when dealing with conversions like this.

5.3 &n= bsp; It is hoped that Officers will therefore be able to support the current proposal to improve and regenerate this area to the benefit of existing and future residents alike. If for any reasons there are any concerns it is requested that the Agent be contacted to allow the applica= nt the opportunity to address such concerns.